Landscape Materials. Mottled grey natural stone paving extends from Living Bridge. Potential to incorporate artwork / signage in metal details

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Poppy Johnson
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2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES &

a natural extension to the palette adopted along the Living Bridge,

Simple and natural design, forms and materials have been chosen to suit

furniture palette to tie in with the materials and tones used in the

Street furniture design has been discussed as part of the CAF and has

Seating accessible to older and disabled people, with arm and

Potential to incorporate artwork / signage in metal details Mottled

incorporate subtle feature banding in paving detail Hardwood timber and

cycle stands Lighting to corten vertical planter edges Freestanding sun

1 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Landscape Materials The strategy for street furniture is a natural extension to the palette adopted along the Living Bridge, approved as part of the Phase 1A (North). Simple and natural design, forms and materials have been chosen to suit the Living nature of the curved design language and to lend a softer, more human scale to the City Garden. Corten weathering steel also plays an important part of the street furniture palette to tie in with the materials and tones used in the bridge parapet. Street furniture design has been discussed as part of the CAF and has been informed by the BXC Inclusive Access Strategy (Condition 1.26). Seating accessible to older and disabled people, with arm and backrests, has been provided at Living Bridge Approach North. Potential to incorporate artwork / signage in metal details Mottled grey natural stone paving extends from Living Bridge Potential to incorporate subtle feature banding in paving detail Hardwood timber and metal seating to coordinate with Living Bridge palette Double sided cycle stands Lighting to corten vertical planter edges Freestanding sun lounger seating Mottled paving colours add texture and interest to paved flexible space Curved, elegant metal edges to planters Potential to incorporate wayfinding elements embedded into paving BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT 41

2 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Planting Strategy The proposals for the Living Bridge Approach North have been developed to tie in seamlessly with the planting strategy for the Living Bridge as a whole, which has been approved under the Phase 1A (North) RMA. Brent Cross Main Square Planting Strategy The Living Bridge has been designed to be a dynamic space which changes along the route N/S the Living Bridge Approach North forms a continuation of the planting which extends up from the Living Bridge and into the threshold space, continuing inside into the Interior Park. The planting proposals have a strong naturalistic theme, inspired by pioneer species and flowing, organic forms. Evergreen trees and shrubs will provide year round structure whilst herbaceous ornamental planting and bulbs will provide vibrant spikes of colour, set amongst ornamental grasses which can be left to overwinter and provide valuable wildlife habitat. By maintaining a relatively simple colour palette, we intend to maximise the species for a long season of interest which functions well throughout the year-round shopping period. M&S living bridge planting style extended cafe bus station The proposed planting strategy is in accordance with that approved relating to the Living Bridge. Also, minor changes are proposed to planting at the northern section of the Living Bridge approved under Reserved Matters Approval Ref No 15/03312/RMA so that the landscaping proposals of the Phase 1A (North) and Phase 1B (North) elements link seamlessly. Ornamental planting over structure Proposed semi-mature tree planting Planting Strategy Diagram 42 BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT

3 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Planting Strategy WINTER SPRING Prunus serrula Deschampsia cespitosa Goldtau Betula utilis Jacquemontii Betula utilis Jacquemontii Blechnum spicant Helleborus niger Where planting is proposed above structure along the Living Bridge, a minimum of 600mm depth lightweight growing medium will be specified to ensure healthy establishment of plants. Betula utilis Jacquemontii Where trees are proposed above structure along the Living Bridge, a minimum of 900mm depth growing medium will be specified to ensure healthy establishment of trees. Pinus nigra Austriaca The planting palette used along the Living Bridge and into the Living Bridge North Approach has been designed to evoke a naturalistic, flowing character. The planting is relatively intricate in nature to imitate natural plant communities with a robust underlying matrix of deciduous and evergreen grasses to provide year-round interest and structure. Persicaria Darjeeling Red Prunus serrula Dicentra spectabilis Alba Sesleria autumnalis Penstemon Raven Liriope Big Blue Acanthus spinosus Anemone Honorie Jobert Pinus nigra Austriaca SUMMER BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT Polystychum polyblepharum Prunus serrula Sedum Purple Emporer Carex testacea Betula utilis Deschampsia cespitosa Goldtau Betula utilis Jacquemontii Anemanthele lessoniana Sedum Purple Emporer Pinus nigra Austriaca AUTUMN WINTER 43

4 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Pedestrian and Inclusive Access Pedestrian and Inclusive Access The Living Bridge Approach North is an important pedestrian threshold with a number of connections to adjacent areas and levels. The design for the Living Bridge Approach North continues with the inclusive access design ethos developed for the approved Phase 1A (North) application. Gradients have been kept as shallow as possible, with a maximum 1:30 gradient route from the Living Bridge into the Community Centre and the Shopping Centre and level access provided to the lifts. From the lifts, there are stepped, graded and level route options to the Brent Cross Shopping Centre entrance. Vertical connections to the Bus Station / upper Riverside walkway and the Brent Riverside Park are provided through both stepped and lift access. Clear pedestrian circulation routes will be maintained through the area. A generous level of seating is provided in this key entrance area, both adjacent to the parapet and beside the lifts, including seating with backrests and armrests as set out in the Inclusive Access Strategy. M&S lifts Brent Cross Main Square level area at entrance level area beside lifts 1:21 1:30 cafe c. 1:40 2. Concept level area (nominal fall) c. 1:40 community centre bus station BRENT RIVERSIDE PARK Phase 1B (North) Phase 1A (North) Access Diagram 44 BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT

5 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE This diagram shows the principles of the vertical connections that are provided from the Living Bridge Approach North to the Bus Station / upper Riverside walkway and the Brent Riverside Park. 3.4Vertical Connections LIFT SHOPPING CENTRE UPPER LEVELS LIFT LIVING BRIDGE LEVEL BUS STATION / UPPER RIVERSIDE WALKWAY BRENT RIVERSIDE PARK LEVEL Vertical Connections Diagram BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT 45

2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE 2.1.

It is intended that the principles of the lighting strategy that was developed for the main Living Bridge will be extended into the Living Bridge Approach North, accentuated by lighting to the

Lighting columns to walkway Gentle uplighting to the Corten parapet Uplighting trees The main objectives of the lighting strategy for the main Living Bridge follow these principles: The lighting

Ambient lighting which delivers the light levels to appropriate levels for safety and security within the night time environment.

6 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Lighting Lighting Strategy The Lighting Strategy will be developed in more detail and it is expected that a suitably worded condition would be attached to the RMA decision notice. It is intended that the principles of the lighting strategy that was developed for the main Living Bridge will be extended into the Living Bridge Approach North, accentuated by lighting to the building facades in this area. Lighting columns to walkway Gentle uplighting to the Corten parapet Uplighting trees The main objectives of the lighting strategy for the main Living Bridge follow these principles: The lighting needs to be selected and balanced to complement the environment being illuminated. Ambient lighting which delivers the light levels to appropriate levels for safety and security within the night time environment. Ambient lighting can be use to enhance or increase light levels for functional (stairs/ramps etc) or aesthetic (sense of arrival / destination) reasons. Accent lighting should be considered to help express the public realm and be orientated / located at areas of greatest impact - to enhance architecture, the landscape or pedestrians emotions within the space. Accent lighting plays an important role in assisting way finding. By locating a small amount of lighting to surfaces this can help pedestrians know where key entrances are located as well as help guide people through a space. Integrated bench and planter edge lighting Extract from Approved Phase 1A (North) RMA Submission showing principles of Living Bridge lighting strategy Lighting is to be of a pedestrian scale to reflect its usage. The height of the lighting columns will be sized to ensure the luminaire head isn t above the top of the parapet wall line of the bridge - ensuring the light source isn t noticeable from the road. The light from the ambient luminaires will be directed downwards onto the walkways to control and reduce light pollution, and impact on the surrounding wildlife. Lighting is to be used to help express the material palette of the bridge by highlighting the corten steel texture and colour at night. The lighting will relate to the organic nature of the landscaping and introduce flowing lighting around the benches. The combined elements all contribute to form the ambient lighting layers. Accent lighting is be utilised at key locations to help define a sense of arrival. Tree and or foliage lighting will be expressed to enliven the environment. Lighting to steps Uplighting of parapet and trees Lighting incorporated into seating For illustrative purposes only 46 BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT

prepared to address Planning Condition 1.26.

bollards, following the Legible London family of sign-types.

Cycle route signage will also be provided in accordance with recommended standards.

7 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Signage Wayfinding Legible London on and around the Living Bridge The signage strategy for the Living Bridge has been informed by Buro Happold s Wayfinding Strategy (October 2014), which was prepared to address Planning Condition A pedestrian route hierarchy forms the framework of the wayfinding strategy, which is populated with information points in the form of markers, monoliths, miniliths, fingerposts and waymarker bollards, following the Legible London family of sign-types. These have the potential to be augmented with third party signage, embedded surface wayfinding, printed media or digital technology, presenting a comprehensive wayfinding strategy. Cycle route signage will also be provided in accordance with recommended standards. The Legible London family of sign types include: Miniliths - used as the main navigation tool on narrow or crowded footways and at multiple entrances to transport connections Monoliths - used at major arrival points, in large public spaces, at the heart of communities and in major dwelling spaces Monoliths or Totems - used at major public transport nodes and main entry points to the Brent Cross Shopping Centre The signage strategy plans included in this report outline proposals for signage in the Living Bridge area and it is anticipated that a condition will be attached to the RMA decision notice for the details to be submitted and approved to LBB following their detailed design by the Signage Consultants during Design Stage 3. TRANSPORT TOTEM MONOLITH MINILITH Preliminary sign placement plan (Fig 4.2 from Buro Happold Wayfinding Strategy, October 2014) 47

2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Wayfinding Diagram Wayfinding The Living Bridge Approach North is an important pedestrian threshold with a number of

8 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Wayfinding Diagram Wayfinding The Living Bridge Approach North is an important pedestrian threshold with a number of connections to adjacent areas and levels. The Living Bridge connects many important parts of the site together and signage in this area is therefore key. Connections between the Living Bridge, the bus station, the new Riverside Park and the Brent Cross Shopping Centre all need to be covered by a comprehensive signage strategy. Within the Approved Phase 1A (North) Living Bridge DDR, a strategy for signage at the Living Bridge Approach North area was set out, which included: SIgnage installed at junction between Living bridge, BXSC and step / lift access to Bus Station and Riverside Park. This is proposed as a TFL Roundel, installed on the building facade Totem / monolith signage installed at BXSC entrance Potential to provide wayfinding embedded into paving design (refer to Materials Strategy) elements The signage strategy plans included in this report outline proposals for signage in the Living Bridge area and it is anticipated that a condition will be attached to the RMA decision notice for the details to be submitted and approved to LBB following their detailed design by the Signage Consultants during Design Stage BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT

9 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Secured by Design Secured by Design The Living Bridge Approach North has been designed to provide a clearly defined pedestrian route to the main store entrance from the south. Planters have been provided at a height of 450mm, with planting within these generally to grow no higher than 450mm giving a total height of 900mm. Trees are clear stem trees of c. 7m height with a clear stem height of 4m to allow for inter-visibility between spaces at eye level. Seating is provided along the main route only where there will be significant pedestrian movement to deter loitering and large groups gathering. Lighting will be provided that ensures optimum lux levels for public safety and that enhances CCTV coverage. The centre will be supported by a 24 hour manned control room and evening / night-time patrols. 49

10 50 BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT - CHAPMAN TAYLOR

11 2.2 South Building (Bus Station) Plot 103 BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT - CHAPMAN TAYLOR 51

2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE 2.2.1 Design Background Design Background Overview This building comprises: a Bus Station at ground backing onto

western end. level, a car floor; deck. To the east of the spiral ramp, there is retail, restaurant, and leisure together with the management suite.

12 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Design Background Design Background Overview This building comprises: a Bus Station at ground backing onto retail units; retail at upper ground level; park entry podium, food market/ restaurants at first above which are four levels of car parking and a plant Also, there is a community facility at the western end. level, a car floor; deck. To the east of the spiral ramp, there is retail, restaurant, and leisure together with the management suite. This area is on a separate Plot 104 and is described in Section The ground level Bus Station, being a separate public transport facility leased to TfL is described separately in Section 3.0. The layouts for this important building have evolved to provide the required accommodation in appropriate locations connecting the differing levels between Fenwick, the Main Square and the Living Bridge. Also, they have evolved to respond to the masterplan, the central building and the food market which spans and connects across High Street North. This design evolution is addressed further in section and Section 1.0 contains additional details on the background and reasoning behind the masterplanning. 52 BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT - CHAPMAN TAYLOR

2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Plant Deck The internal frontages are explained in Section 2.15 High Street North.

13 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Plant Deck The internal frontages are explained in Section 2.15 High Street North. Fifth Floor / Car Park 5 This South Building facing the Riverside Park, the North Circular and the regeneration area to the south of the North Circular is one of the most prominent buildings of the development, being circa 160m long and 40m high. In designing the building, we have striven to achieve a lightness of form sitting over the Bus Station. We also wanted to achieve a texture that would provide a varied appearance in different lights and when artificially lit. The contents and layout have significantly influenced the design in that there is an open sided Bus Station at the base, solid retail above, and a permeable façade to provide natural ventilation to the car park that sits over the other uses. We have sought to avoid a crude horizontally striated design that responded to these different functions and their technical requirements. We have looked to design a façade whose form and its components could naturally and honestly gradate from solid to permeable whilst sitting lightly over the Bus Station. At the eastern end, there is a spiral ramp connecting the eastern roundabout to the upper car park. This forms a hinge on the corner. The ramp is prominent from both the A41 and the North Circular and therefore we are intending facing it with digital advertising which will enliven the utilitarian structure. The advertising will be subject to a separate advertisement consent application. Fourth Floor / Car Park 4 Third Floor / Car Park 3 Second Floor / Car Park 2 First Floor / Car Park 1 At the western end, there are two levels of restaurants and two levels of community facilities facing south and framing the entrance from the Living Bridge. These facilities are outward looking and glazed. We therefore decided that they should be articulated differently. This glazing framed by vertical masonry is a device repeated at Layland Place, on the western car park and at Fenwick Circus on the eastern car park, so forming a family punctuating the development s frontages. Upper Ground Floor Lower Ground Floor BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT - CHAPMAN TAYLOR 53

14 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Parameters and Criteria Height Parameters Height Criteria Vehicle Charging Ramp Gradients and Detail Environment Height Parameters Parameter Plan 007 identifies maximum building heights, measured from the finished ground floor level (defined by the level at which pedestrian entrance points into buildings interface with the public realm). This diagram demonstrates compliance with the building height parameters or otherwise. The development shown is within the maximum AOD level identified on Parameter Plan 007. Height Criteria The principle criteria relating to town planning are: Bus Station Height 6m clear over vehicle running services. Grid 16m x 7.5m. Car park Entry 2.6m min. clear. First full level 2.6m clear. Other levels generally 2.4m clear. Plant deck screen 4.5m. Space Criteria: Standard spaces 4.8m x 2.5m. Disabled person spaces at 5%, plus an additional 5% of spaces will be provided as enlarged standard bays that could be converted at a later date - 4.8m x 2.5m + 1.2m access strip to the side and end of bay as per BS8300. Parent and child spaces at 2.5% - 4.8m x 2.5m + 1.2m access strip. 54 BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT - CHAPMAN TAYLOR

15 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Parameter Plan 007 max. building height LOD (+2m) max. building height (42m from PAAOD L) max. building height LOD (-2m) LOD (+1m) Parameter Approximate AOD Level LOD (-1m) South Building and Bus Station - Building Entrance Level at Parameter Height Diagram BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT - CHAPMAN TAYLOR 55

Lighting. Lighting Strategy. Public Realm

Lighting. Lighting Strategy. Public Realm 2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE 2.13.9 Lighting Lighting Strategy Public Realm The public realm lighting for Fenwick Place will compliment the landscape